HomeMy WebLinkAbout01/19/1982 Item C6 - Tract 718, Laguna Shores - Conditions 15 and 20iii-';0-6LUim'rtAN t I 'Ba
AGEI'IDA REPOIlT
T0: City Admin'istratjve 0fficer F0R C0U|ICIL l4EETIilG 0F: January 19, 1982
ACTION REQUESTED: None requ i redBY: Dave Romero FA
SUBJ ECT
Report to City Council rejgarding rationale for Conditions 15 and 20 of
Tract 7l 8 , !-aguna Shores .
RECOI'1MEN DAT I ON
No act i on requ i red .
DISCUSSION
At its meeting of October 27, l98l, the Council requested that staff investigate
Conditions 15 and 20 or Tract 718 and report back prior to final acceptance of
the improvements. These condi tions are as 'fol lows:
l5) Subdivider shall install a solid 6-foot high masonry.wall along tract
frontage of Los 0sos Val ley Road and tract boundary of junior high school.
Location and design shall be to the approval of the Community Development
D i rector.
20) Subdivider shall dedicate Lot 85 to the city. The 0.25 acre mini-park,
a part of Lot 86, shall be fully improved and landscaped to the approval
of city staff. Dedication and improvements shall meet full park dedication
and i mp rovemen t requ i rements .
Also of interest to the Council is a portion of Condition l3 (a): "... home-
ownerrs association shall maintain area between masonry rvall along Los 0sos
Val ley Road and sidewalk;r'
The attached reports dated November I/, lg8l and Decemberl5, 1981, from the
Community Development Department, outline very well the status of these
conditions. Since the dates of these reports, additional work has been con-
ducted on the mini.park and it is now substantially complete. Landscaping
alonq the frontage of the wall must meet requirements of AIIC and Community
( a ttachments )
BUDGET II4PACT
( continued )
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Agenda Report
Counci I meeting/Jan. 19, l9B2
Re: Tract Tl9lConditions 15 E 20
page 2
D I SCUSS l'ON (-csnt i.nued)
Development Department approval, and therefore, fiQY have to be .modi'f ied
prior to final city acceptance of the s'ijbdi'Vis'ion.
The condition r.equiring the wal I and landscaping ar.e cons:i'stent wi.th city'
pol icy for the past sweral years for. subdivision improvements' alonQ rnajor
streets. l bel ieve the pol i'cy' is' appropriate and should conti'nue.
The mini park was offered by the developer in compliance with city.requi're:
ments'for park dedication. This, together with the Prefumo Arm, met this
full requirement. Although it has been city policy for a number of years
not to accept mini parks due to the excessive maintenance required for the
small sites, staff did not object in this particular case and the developer
received approvals from Parks E Recreation Commission, Planning Commission
and City Council. One of the Puhlic Ser{rices staffrs primary concerns at the
time the mini park was offered was the possibliity of obtaining additional
access to the Prefumo Arm of Laguna Lake. lmprovements making this conven-
ient were eventually prohibited by the Planning Commission, however, during
dire emergency it would still be possible for heavy equipment to traverse
the mini park.
It is my conclusion that the developer is or will be meeting all city require-
ments in the construction and landscaping of the retaining wall and develop-
ment of the mini park. Therefore, it is my recommendation that the Council
continue with the subdivision commitment and accept these facil ities when
they are completed and offered for dedication.
DFR: j j
Attachments
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ffiffiSTAFF REPORT
FOR Dave Romero,
BY Henry Engen,
PROJECT ADDRESS
Public Services Di-rector
Comrnunity Development Directot lS
1301 Laguna Lalne (Laguna Shores)
MEETING DATE December 15, 19Br
ITEI"1 NO,
FILE N0, MS 81-170 & Tract 718
SUBJECT:
No.
BACKGROI]ND
On October 27th, the City Council took action to adjust several lot lines within the
prefumo Creek planned DeveJ-opment (MS 81-170) but raised some questions about conditions
of approval of the overall Tract 718. The attached report by Jeff Hook indicates the
status of both of these physical improvements. It should be noted that the landscaping
with respect to the Los Osos Valley Road wal1, does not meet Lhe approved plans and needs
to be rectified.
CONDITIONS OF APPROVAI BACKGROI]ND
In an August 8, L977 project description report prepared by MDI{ for the pJ-anned develop-
. ment, the report spoke as foll-ows to the mini-park:
"The proposed mini-park wil-l be a 1ow-maintenance area with heavy timber placed
structurls and landscaping improvements installed by the developer.for dedication
' to the city. Its primary purpose is to augment the t'sand lot." and type of chil-drenrs
recreational anenity provided in the Prefumo Creek Channel area. It will il-so serve
as an access point for maintenance of the creek by city workers.t'
The project has involved approvals of
tract map.
(1) a planned development rezoning, and (2)a
In October L977, the City Council approved an R-I-PD rezoning which included the
following condition:
"The 3.11 acres of Prefumo Creek Channel and the 0.25 acre mini-park shall be
dedicated to the city. The rnini-park shall be landscaped and developed to the
approval of the Director of Parks Division. The mini-park dedicalion and develop-
ment shal-l receive partial credit for subdivision park 'standard requi-rements as
determined by the City Council."
Subsequently, on October 2, Lg7B, the Planning Commission approved the precise develop-
ment plan for the project, including a revised park plan (see attached).
This project was submitted as a tentative tract map and lyas apProved by the council on
llay 2, tglgc Final map approval occurred on September 18, L979, and all that remains is
final acceptance of the improvements in the project. Condltion /i20 requires the
dedication of Lot 86 which includes the mini-park and Prefumo Creek Channel-. This
dedicationandpark improvement was accepted as providing full compliance with the cityts
park dedication and improvement requirements.
Background of raEionale for Tract 718 conditions of approval relative, to conditions
15 (walls) and 20 (mini-Park).
:,: tt7.6o
(continued)
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^Staff Report
I
1301- Laguna Lane (Laguna Shores)
Page 2
COMMI]NIIY DEVELOPMENT STAFF RECOMMENDATION
Cornp1-y with our earlier committments under. the zonlng and subdivlslon ordinances and
""c!pt the rninl-park and craek channel areas, which constitutes more than 30% of the
overalL land area of Laguna Shores.
HE:drs
Attachments:November 17, 1981 neno from Jeff Hook
Revised mini-park P1-an
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ffiffi-TIffiSTAFF REPORT
FOR Dave Romero, Pubiic Services Director
By Jeff Hook, Assistant Planner
pROJECT ADDRESS l30l Laguna Lane
MEETING DATE November .l7, l98l
ITEM NO,
FILE NO.
SIIBJECT: Background information on conrtlitions l5 and 20 of tentative tract approval for
Tract 718, as requested by City Council.
CONDITION I5 :
The 6,ft. high masonry wall along Los Osos Valley Road has been installed as approved
by Community-Development Department staff. A conceptual landscape plan for the area
between wall and back of sidewalk along Los Osos Valley Road was approved by the ARC
with detailed planting plan to be approved by staff. 0n September 17,1979, staff
approved a landscape plan for this area, submitted as part of the approved building
permit plans.
I inspected "as built" landscaping on 11/9/81 and found several changes from approved
plans. In general, the changesappear to have been primarily substitutions., with-the
quantities ind sizes of plants remaining the same. No vines were proposed to climb
on and "soften" masonry wal I .
The plant substitutions were, in most cases, inappropriate and have not met the intent
, of ailproved plans. I would be glad to work with the developer and/or council to
suggest landscape changes to improve appearance of wall and p'lanter.
CONDITION 20:
As required by this tract. condition, the "mini-park" is r_rgw under construction. rAs of
November gth,'the following improvements have been installed per staff approved plans:
l. 6 inch concrete mow curb, approximately 300 lineal feet.
2. Irrigation system rvith valves and baekflow prevention device i.nstalled (partially
compl eted) .
3. Perimeter park landscaping in, incldOing groundcover and shrubs.
4. Sand dumped for proposed I'tot lot."
5. Soil amendments rototilled into soil for turf area.
6. Three l5 gallon white alder trees installed per plans.
7. Wood fo'i^ms for picnic tabl e concrete slabs are in '
I would est,imate about 50-60 percent of the mini-park work to have been done.
I i7-80
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Community Development
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FoR Lel and lnlal ton , Admi ni s trative Off i CeTMEETING DATE t'4ay 20 ' 1980
By Ken Bruce, Senior Plunn.r^ [& trEMNo.
pRoJEcr ADDRESS i301 Laguna Lane F1LE No. Tract 7lB
STAFF
REPORT
SUBJECT:
SITUATION
STAFF POSITION' The condition should remain as originally approved.
Requested change to a condition of tentative and final map approval for
Tract 7'l8 (Laguna Shores), a 78-unit planned development condominium at the
corner of Laguna Lane and Los Osos Valley Road.
The subdivider is requestrirng that the wall requirement, Condition l5 of
tentative map approval, be modified to allow a 4-foot high wood fence in lieu
of the required 6-foot high masonry wa11 along the tract boundary of thejunior high school.
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EVALUATION:
The tenative tract map was approved on May 2,1978, and the final tract map
approved on September 18,1979. The tract map approvals were subiect to 20
The city has not yet accepted the subdivision.
Condition l5 of the approved tract maps required, among other items, the subdivider
to install a solid 6-foot high masonry wa11 along the tract boundary of the junior
high schoo'|. This condition was asked for by the school district in March 1978 as_part
of"the city's Subdivision Review Board review of the proposed tract (see attached letter
from school district). The Subdivision Review Board agreed a wall was needed for noise
abatement and visual control for both the school property and the new resjdential
property. The board recommended a masonry wall over a wood fence because it would
be more durable and require less maintenance over time, especially being next to the
school's athletic field. The Planning Commission and City Counci'l accepted the board's
recommendation as a conditicnn of tract map approvals.
The subdivider now wants to install a solid 4-foot high wood fence instead of the
6-foot high masonry wa11 (see attached subdiv'ider's letter of requested change). The
school Oiltrict has also submitted a letter in support of the requested change.
Staff has two concerns with this requested change; one is procedure and one is
pratical. Fi,rst, staff is concerned with conditions changing after final map approvals
and the precriident this may set for other similar requests in the future. From a
pratical'standpoint, staf? fee'ls at this location a masonry wq'll is much better than
h wood fence. 'The
Homeowner's Association would have less maintenance responsibi'lity
and the masonry wall would reduce noise from the school so{ne. A wood fence will
reduce no noisL. Staff could support a reduction in the height'of the wall from 6-feet
cftyofsan luls ffiispo
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Staff Report
Tract 7lB
Page 2
to S-feet to allow for better views fron the houses
RECOI4MENDED ACTION:
Staff recommends the original condition remain as approved. If the council wishes
some compromise, staff could support a wall height reduction to S-feet.
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fa San Lt+is Cocrst aL Unifiecl School Dis trict
If you agree to the above conclitions, please return the original of this
letter to us after it has been signed by an authorized officer of your
,u
I.1 99 S;\N LLIIS DP. IVI:
S;\.r" l-LllS OlllSl,(). C/\l_lF. 93{0 I'r'ELEPIIONE (805) 5{.3-20 lo
llarch 21, 1980
Va1 Vista Estates, fnc.
c/o lrlr. Stan Bel1
1036 Vista De Collados
San Luis 0bispo, CA 93401
Gentl emen
Re: Supplement to your notarized letter dated October 10, 1979
addressed to the San Luis Coastal Unified School District
It is understood your firm will construct the sane type of r,rood fence
constructed as a requirement of eur School District in connection with
Tract 465 along the common boundary between Laguna Junior High School
and your proposed Tract 718.
Additionally, it is erplicitly understood and agreed to that, upon
cornpletion of Tract 7IB, Val Vista Estates, responsibility for continuing
maintenance of the fence rvi11 be turned over to the Homeolrners Association
and that maintenance responsibility rvill not be assumed at any time in
the future by the San Luis Coastal Unified School District.
This supplernent to the letter of October 10, 1979 in no r{ay nullifies
the itens agreed to in said letter, and said letter is added to for the
sole purpose of incorporating the specific items outlined in the supplenent.
Yours very truly,
,hor ,. PERK./ Assistant Superintendcnt
be
Val Vista Estates, fnc, rvill adhere
to the stipulations outlined above as
a supplenent to the letter addressed to
the San Luis Coastal Unified School
District from Val Vista Estates, Inc-.
dated 0ctober 10, 1979.
VAL VISTA ESTATES, INC
By:
Date
AssociateSr1,e;nrurS"nt,Dr.Charles R. Lewin 6 - 7
Assi st ant S u 7, e.i'lr 1
"rr
r1.n t, Dr. John E. Perko
Director of Pcrsonrcl, Ccrtifieil an,I Classifcd, I\li. Jrmcs W. l\lrrquis
District S'aperinwndeat, Dr, \\rilliam II. Ncs,rnan